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Homes Under $500,000 in Marysvale, Utah
Marysvale sits along Highway 89 in Piute County, tucked between the Tushar Mountains and the Sevier River about two hours south of Provo. It's a small town — a few hundred residents, a gas station, a café, and quick access to Big Rock Candy Mountain and the Fishlake National Forest. Because the local economy runs on ranching, mining history, and outdoor recreation rather than tech or tourism dollars, home prices here stay well below the Wasatch Front and even below faster-growing Southern Utah towns like Cedar City or St. George. Most of what comes on the market in Marysvale lands under $500K, which makes this a realistic entry point for buyers who want land, a cabin, or a fixer-upper without competing against Utah's hotter metro markets.
Under $500K in Marysvale typically covers a range from modest in-town homes on small lots to acreage properties with older farmhouses, manufactured homes, or cabins suited for weekend use near the ATV trails and hot springs the area is known for. Winters bring real snow and highway 89 can see closures over Sevier Pass, so buyers should factor in road access and heating costs alongside the purchase price. Well and septic systems, propane heat, and older wiring are common outside the town core, so a thorough inspection matters more here than in a subdivision. Browse the active listings below to see what's currently on the market.
August 2026 · Marysvale market
Live from the Utah MLS — what's actually happening in Marysvale right now.
Median sale
$415,000
1 closed in August 2026
Median DOM
—
listing → contract
Sale-to-list
97.7%
of final list price
Unsold inventory
3
active + pending
8 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Marysvale.
What kind of home does $500K buy in Marysvale? ▾
In Marysvale, $500K is solid money. At this price point buyers are typically looking at full-size single-family homes on larger lots, older cabins with acreage, or newer builds with shop space and room for ATVs. Some properties in this range back up to BLM land or sit within walking distance of the Paiute ATV Trail.
Is Marysvale a year-round community or mostly seasonal? ▾
It's a mix. Marysvale has a small year-round population of roughly 400 residents, but a meaningful share of homes are used as second residences for ATV riders, hunters, and snowmobilers. Winters bring snow but the town sits at about 5,900 feet, so it's milder than nearby Beaver or Panguitch.
What should I know about water and utilities on rural Marysvale properties? ▾
Some homes inside town are on culinary water and sewer, while properties on the outskirts often run on wells and septic systems. Natural gas isn't widely available, so heating is typically propane, wood, or electric. Always confirm water rights and septic condition during due diligence.
How far is Marysvale from larger Utah cities and airports? ▾
Marysvale sits on US-89 in Piute County, about 3.5 hours south of Salt Lake City and roughly 2.5 hours north of St. George. Richfield, the nearest town with a hospital and full-size grocery, is about 30 minutes north. Cedar City Regional Airport is the closest commercial option at around 90 minutes.
Are sub-$500K homes in Marysvale good candidates for short-term rentals? ▾
The ATV trail traffic and Big Rock Candy Mountain tourism support a steady nightly-rental market, especially May through October and during the winter snowmobile season. Piute County is generally more permissive than Wasatch Front cities, but confirm current rules with the county before underwriting a property as a rental.
How much inventory is typically available under $500K here? ▾
Marysvale is a small market — the entire town has a few dozen homes change hands in a busy year, so active listings under $500K usually number in the single digits. New listings move quickly during spring and early summer when out-of-area buyers come through for ATV season.